2713 Squire Cir · Columbia, MO 65202

$259,500

4 bd · 2.5 ba · 2,072 sqft · SingleFamily public records · 4 Days on market

Built 1965 9,331 sqft lot $125/sqft · 17% above area Est $222k · 17% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.2/30.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come discover this inviting split-level home nestled in a wooded lot at the end of a quiet cul-de-sac. Step inside to find a spacious family room and living area, complemented by a cozy fireplace. The beautifully updated kitchen adds a touch of modern elegance. With its serene location and large fenced backyard, along with recent upgrades, this home offers the perfect combination of comfort, space, and style.

Key facts

• Quiet cul-de-sac
• Private backyard
• Thoughtful updates

Tags

• NEW ROOF
• QUIET CUL-DE-SAC
• WOODED SETTING
• PRIVATE BACKYARD
• COZY WOOD-BURNING FIREPLACE
• THOUGHTFUL UPDATES

Property features AI

Exterior

• Parking: Attached paved garage with 1 space
• Utilities: Public water
• Home design: Single-family residence; Faces south
• Construction: No other structures listed
• Exterior features: Covered patio/deck and front porch; Full wire fencing; Cul-de-sac lot; Partially wooded

Interior

• Kitchen: Refrigerator; Dishwasher; Oven; Built-in range
• Bedrooms: 3 total rooms
• Flooring: Wood; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Smart thermostat; Wood-burning fireplace in the living room; Walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (6.9% below list).
• Recommended offer: $242k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.9% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#9 in MO, #862 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+.
• Columbia 93 (urban): math 30% / reading 43% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge Elem. (math 9% / reading 17%, grade F, #1,005 of 1,115 statewide, top 90%, 419 students, 68% FRL); Oakland Middle School (math 17% / reading 25%, grade F, #342 of 391 statewide, top 88%, 544 students, 59% FRL); Muriel W. Battle High School (math 7% / reading 47%, grade F, #420 of 521 statewide, top 82%, 1,581 students, 48% FRL) — zoned schools average 58% FRL vs 35% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 36% district-wide (-16 pts) — the specific schools serving this property underperform the Columbia 93 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.0%/yr); 351 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,303 units permitted in Boone County in 2024 (549 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Boone County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $241,682 (6.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $221,940
• List price: $259,500
• Delta: 12.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 Squire Cir	0.06mi	4/2.0	2,024 (-2%)	7mo	$230,000	$114	86
2624 Whitegate Dr	0.09mi	4/2.0	2,028 (-2%)	21mo	$269,000	$133	73
2504 Whitegate Dr	0.21mi	4/2.0	2,020 (-2%)	15mo	$179,900	$89	71
1507 Sylvan Ln	0.30mi	5/2.0 (+1)	2,156 (+4%)	5mo	$249,900	$116	68
1505 Sylvan Ln	0.30mi	5/2.5 (+1)	1,992 (-4%)	15mo	$225,000	$113	62
2420 White Gate Dr	0.24mi	4/2.0	1,808 (-13%)	8mo	$230,000	$127	59
2712 Mexico Gravel Rd	0.70mi	4/2.0	2,332 (+12%)	22mo	$155,000	$66	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.96% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-16,980
• Equity at exit: $38,692

10-year hold

• IRR: 6.6%
• Equity multiple: 1.55×
• Total profit: $40,095
• Equity at exit: $22,437

Cash invested: $72,660 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65202

• Rents YoY: 6.0%
• Active inventory: 351
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $278

Break-even live

Break-even rent $2,065

Max offer price $259,500

Occupancy floor 83%

Sensitivity live

Price	-10% $425	-5% $352	+0% $278	+5% $205	+10% $131
Rent	-10% $87	-5% $183	+0% $278	+5% $374	+10% $469
Rate	-1.0pp $409	-0.5pp $344	base $278	+0.5pp $211	+1.0pp $143

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 N William St Columbia, MO	5.0	2.5	2120	$2,400	$1.13	23d	1	1.31mi
1415 Paris Rd Unit A Columbia, MO	4.0	2.0	1659	$3,200	$1.93	45d	1	1.35mi
1413 Paris Rd Unit 101 Columbia, MO	4.0	4.0	1659	$2,800	$1.69	45d	1	1.36mi
1409 Paris Rd Unit 101 Columbia, MO	4.0	2.0	1468	$3,200	$2.18	45d	1	1.39mi
3402 E Saint Charles Rd Columbia, MO	3.0	2.0	1488	$1,575	$1.06	45d	1	1.43mi
1514 Richardson St Columbia, MO	4.0	2.0	1827	$1,800	$0.99	23d	1	1.46mi

Listing history 15 events

1. 2026-06-22
   days on market $259,500 Active 4 DOM
2. 2026-06-19
   days on market $259,500 Active 2 DOM
3. 2026-06-17
   remarks 609-char remark
4. 2026-06-17
   pricestatusdays on marketlisting id $259,500 Active 1 DOM
5. 2026-05-10
   status Pending 487-char remark
6. 2026-05-07
   status Active 487-char remark
7. 2026-04-17
   status Pending 487-char remark
8. 2026-04-09
   listed $249,900 Active 487-char remark
9. 2026-04-02
   historical $249,900 487-char remark
10. 2024-05-03
    soldstatus
11. 2024-04-29
    soldstatus Closed 412-char remark

    Show marketing remark (412 chars)

    Come discover this inviting split-level home nestled in a wooded lot at the end of a quiet cul-de-sac. Step inside to find a spacious family room and living area, complemented by a cozy fireplace. The beautifully updated kitchen adds a touch of modern elegance. With its serene location and large fenced backyard, along with recent upgrades, this home offers the perfect combination of comfort, space, and style.

12. 2024-03-26
    historical 412-char remark

    Show marketing remark (412 chars)

    Come discover this inviting split-level home nestled in a wooded lot at the end of a quiet cul-de-sac. Step inside to find a spacious family room and living area, complemented by a cozy fireplace. The beautifully updated kitchen adds a touch of modern elegance. With its serene location and large fenced backyard, along with recent upgrades, this home offers the perfect combination of comfort, space, and style.

13. 2024-03-21
    listed $209,000 Active 412-char remark

    Show marketing remark (412 chars)

    Come discover this inviting split-level home nestled in a wooded lot at the end of a quiet cul-de-sac. Step inside to find a spacious family room and living area, complemented by a cozy fireplace. The beautifully updated kitchen adds a touch of modern elegance. With its serene location and large fenced backyard, along with recent upgrades, this home offers the perfect combination of comfort, space, and style.

14. 2003-11-04
    soldstatus
15. 2003-08-25
    listed $82,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,945 · $162/mo
• Projected year-2 tax: $2,517 · $210/mo
• Expected delta: +$572/yr (+$48/mo · 29.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,002
• − Mortgage interest: −$14,536
• − Property taxes: −$1,945
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$7,549
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $3,571/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Columbia 93
• NCES district ID: 2901000
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $46,547
• Composite: 31.21/100
• National rank: #6036
• State rank: #194 of 324 in MO

Livability — Columbia

• Score: 83/100
• State rank: #9
• US rank: #862

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MO
• County: Boone County · 158,877 people
• City population: 158,877
• Metro: Columbia, MO
• Population (ZIP): 47,327
• Household income: $72,289
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1326.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 202,891 people
• By 2030: 217,799 · +7.3%
• By 2040: 246,789 · +21.6%
• By 2050: 276,116 · +36.1%
• By 2075: 348,426 · +71.7%
• By 2100: 400,856 · +97.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Two or more races 8% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Boone

• 2024 margin: Lean D (+9.8) · D 53.9% · R 44.1% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 12.0pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+12.5 2016: D+5.9 2012: D+3.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.32%
• Current HPI: 205.5154
• Rent YoY: ▲ 5.96%
• Metro: Columbia, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+214.5% since first listed

12 events — show timeline

• 2026-06-12 Listed $259,500 CBORMLS
• 2026-05-10 Pending — CBORMLS
• 2026-05-07 Relisted — CBORMLS
• 2026-04-17 Pending — CBORMLS
• 2026-04-09 Listed $249,900 CBORMLS
• 2026-04-02 Coming Soon — CBORMLS
• 2024-05-03 Sold (Public Records) — Public Records
• 2024-04-29 Sold (MLS) — CBORMLS
• 2024-03-26 Delisted — CBORMLS
• 2024-03-21 Listed $209,000 CBORMLS
• 2003-11-04 Sold (MLS) — CBORMLS
• 2003-08-25 Listed $82,500 CBORMLS

Property tax history

+3.1%/yr

Latest (2025): $1,945 · +11.1% YoY. Source: county tax records.